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10-11-2001 Planning Commission Meeting Packet
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A '.tuzarad as f Teuompuo3 A0Puc.IPtid s,uaa z jam :panur ;uo3 YaNaDY JNII MN NOISSIIATIAIO3 ONINNVd'''Td SZHOIEH 11111fd MVO 3O AZI3 • • g szuTseaH otjgnd •sa :nutuz as ltn o: swauxuroa wiz!! wend •Bpua2L ar.r4 uo 4ou suaaauoo .zo suogsanb 74t/A uotsstwuiop atp ssa.rppe agind a .IOJ kmunnioddo ue st stu,L Wd OO :L - IOOZ ` T t J `Lipsingy . warn ojignd / s1olIsyA 'Al OT :L (T) T o0Z `CT iaqulolciar - sainum uoIss- uzuzoo zutuupjd ano.zaaV 'III . epuazv Io juno2aaV 'II 10p.10 oZ II O 'I 00:1, 9:30 VI. New Business VII. Old Business VIII. Informational IX. Adjournment CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Upcoming Meetings: November 8, 2001 - Regular Meeting - 7:00 PM Council Representative: October - Commissioner Runk November - Commissioner Dwyer • Call To Order: Chair Vogt called the meeting to order at 7:0 p.m. Present: Commissioners Dwyer, Hedlund, Powell and Runk; City Planner Richards and Council Liaison McComber. Absent: Community Development Director Danielson Approval of Agenda: Commissioner Runk, seconded by Commissioner Hedlund moved to approve the Agenda with Sigstad Carpet Procedural Issue and Organization of Sign Committee added as items under New Business and City of Maple Grove Business District Tour added as an item under Informational. Carried 5 -0. Approval of August 9, 2001 Minutes: Commissioner Dwyer, seconded by Commissioner Runk, moved to approve the minutes with minor typographical changes. Carried 5 -0. Visitors: None. Public Hearings: CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, September 13, 2001 ENCLOSURE 1 A. Continued: Walgreen's Pharmacy Conditional Use Permit, Variance and Site Plan Review: To consider a conditional use permit request, variance, and site plan review for construction of a Walgreen's Pharmacy at 6061 Osgood Ave. City Planner Richards provided a review of the applicant's requests for a conditional use permit and variances to construct a Walgreen's Pharmacy at 6061 Osgood Ave. N. Richard provided an overview of the Planner's report regarding the proposed project and noted correspondence received from the City Engineer and Washington County Department of Transportation and Physical Development. Commission discussion commenced as to issues concerning sidewalks, right -of -way, conflicting communication form Washington County Department of Transportation correspondence; easements; parking, landscaping, screening and issues in conjunction with the same. Chair Vogt opened the public hearing at 7:27 and invited the audience to address the Commission as to the matter. Fred Kalinoff of Kalinoff Properties, 6143 and 6157 Osgood Ave. N. - Owns property to the north of site and is concerned about his parking the joint easement in place. Richards indicated that there should be no change in parking due to the easement as per the plans submitted by the applicant. Discussion ensued as to easement issues and benefits derived from parties from the same. Issues related to drive through, parking, access, traffic flow pattern and density. Planning Commission Minutes September 13, 2001 Page 2 of 3 Jim Bradshaw of Bradshaw Funeral Home, 6061 Osgood Ave. N. - Owns the property at issue. Mr. Bradshaw stated that the site currently has five access points into the property and that while searching for a purchaser for they searched diligently for one that seemed the most appropriate for the site and that would remove the building. He discussed some of the concerns mentioned regarding access and changes proposed for roadways surrounding the property. He stated that Bradshaw has tried to be a good neighbor to Mr. Kalinoff and that he feels they have both relied on each other for sharing of the parking area presented by the joint easement and that Walgreen's has expressed that this relationship could continue. John Kohler of Semper Development - Mr. Kohler stated that he is the developer, working with Walgreen's on this matter. He stated that it was his understanding that MnDOT retains right -of -way regardless of roadway changes. He expressed his opinion that MnDOT is not likely to return any right -of -ways until Hwy. 36 changes have been decided and completed. He displayed site plan and described the proposed project's layout, building materials and design, hours of operation and manner of servicing and deliveries. Additionally, he discussed issues such as access, parking, traffic volume, and landscaping. Commissioner Dwyer, seconded by Commissioner Hedlund, moved to close the public comment portion of the public hearing. 5 -0. Chair Vogt called for a five- minute recess at 8:20 p.m. The meeting reconvened at 8:26 p.m., with continued Commission discussion regarding the requests of Walgreen Pharmacy. Discussion commenced as to desire for a site plan, showing exits from the site and dimensions of drive. Commissioner Runk expressed his desire to see a traffic plan in relationship to Mr. Kalinoff's property. Concern expressed about traffic moving into joint easement and the lack of communication between this property owner and the applicant. Traffic concerns were discussed at length with respect to access, volume, nature of traffic, and pattern of traffic flow. The Commission expressed that they would like to afford Mr. Kalinoff and the applicant the opportunity to work through some of the issues affecting them jointly and to pursue clarification from Washington County as to their plans for the surrounding roadways. Commissioner Hedlund, seconded by Commissioner Dwyer, moved to continue the public hearing to the meeting of October 1 lth, to allow time to resolve the right -of -way issues, obtain clarification and detail from Washington County Department of Transportation regarding what they are looking for at the site, to allow the applicant and Mr. Kalinoff the opportunity to work on resolving their issues and to allow the applicant the opportunity to provide a site plan that show all the drives and answers questions as to traffic and safety. Carried 5 -0. • • • New Business: Planning Commission Minutes September 13, 2001 Page 3 of 3 A. 2002 Budge update: Richards provided an update on the issue and noted that the City Council is moving ahead with meetings scheduled for September 27 and October 4` for continued discussion. B. Sigstad Carpet Procedural Issue Chair Vogt raised the question as to whether or not the Commission had improperly handled the Sigstad Carpet request as suggested by a City Council member at a recent City Council meeting. Richards discussed the nature of the process followed and indicated that the City Council may desire to have some issues settled prior to the applicant coming before the Commission and that he would expect to receive direction from the City Council as to any changes in procedure. C. Organization of Sign Committee: Chair Vogt briefly described the consensus of the Commission to ask that the City Council consider a request to approve funding and formation of a committee to discuss sign issues for ordinance revision, that such be comprised of council, city residents and business owners and be formed in January 2002. Chair Vogt that the request is a result of discussion by the Commission during their work sessions on the matter. Commissioner Hedlund, seconded by Commissioner Dwyer, so moved the request. Carried 5 -0. Old Business: None Informational /Update: A. City of Maple Grove Business District Tour: Council Liaison McComber reminded the Commission that a tour of the business district at the City of Maple Grove would take place on September 20th and that a group would be living the Oak Park Heights City Hall at 9:00 a.m. She encouraged Commissioner attendance by those who were able. Adjournment: Commissioner Hedlund, seconded by Runk, moved to adjourn at 8:58 p.m. Carried 5 -0. Respectfully submitted, Julie Hultman Community Development Approved by the Planning Commission: October 5, 2001 City of Oak Park Heights 14168 Oak Park Blvd, Box 2007 • Oak Park Heights, MN 55082 • (651) 439 -4439 • Fax 439 -0574 Memo To: Planning Commission Members From: Kris Danielson, Community Development Director Re: Walgreen's Plan Submittals Please be advised that we received updated plans from Walgreen's this morning. 1 am including these plans for your review. Our City Planner will have any additional comments available for you at your meeting of 10/11/01. The plans were revised as a result of a meeting that was held with Dr. Kalinoff, Walgreen's, Mr. Bradshaw, Washington County, MNDOT and City staff on Tuesday of this week At the meeting, it was determined that Washington County Traffic staff would allow a second entrance off of Osgood Avenue because the frontage road is being closed as part of this project. The addition of the second access addressed Dr. Kalinoffs concerns that all traffic for the site was oin to be routed towards the north access g g that he shares currently with Bradshaw Funeral Home. Walgreen's agreed at the meeting to stake the outer limits of their planned improvements so that Dr. Kalinoff could easily see how their project might impact his adjacent property. At the meeting, MNDOT and Washington County Traffic staff were asked if changing the parking at Walgreen's from 90 degree to angled parking would improve traffic flow. They responded that they did not support angled parking for the site and believed the traffic flow as presented would work well and not encourage cut through traffic. TREE CITY U.S.A. TRANSMITTAL TRANSMITTED TO: COPIES DATE SHEET NUMBER DESCRIPTION THESE ARE TRANSMITTED: REMARKS Thank you, Janele Copy To: John Kohler, Semper Development, Ltd Joe Lux, Washington County Todd Clarkowski, MnDOT Peter Coyle, Larkin, Hoffman, Daly, & Lindgren, Ltd. Scott Richards, Northwest mated Consultants File AIL roYMI LANDFORM MINNEAPOLIS •PHOENIX PROJECT NAME Walgreen's, Oak Park Heights PROJECT NUMBER SD01025 DATE 10/4/2001 City of Oak Park Heights Attn: Kris Danielson . 14168 Oak Park Boulevard North Oak Park Heights, MN 55082 -2007 651.439.4439 WE ARE SENDING YOU VIA Two Hour Courier THE FOLLOWING ITEMS: 1 10/04/01 C2.1, L2.1 Revised Plans (Full Size) 1 10/04/01 C2.1, L2.1 Revised Plans (11" x 17 ") ❑ AS REQUESTED ❑ FOR APPROVAL ❑ FOR YOUR USE ® FOR REVIEW AND COMMENT ❑ APPROVED AS NOTED ❑ RETURNED FOR CORRECTIONS The attached plans are revised. Please contact me at 612- 252 -9070 with questions. SIGNED: Janele M. Taveggia OFFICE: 612.252.9070 FAX: 612.252.9077 www.Iandform.net /31 zen-vek 650 BUTLER NORTH BUILDING 510 FIRST AVENUE NORTH MINNEAPOLIS, MN 55403 g tpinil 1 1 *1 ,r it N x V I. l' 1 1 0000 Q Q Q Q x x x x CONIFEROUS SHRUBS 1 1 1 000 Q Q Q x x x E. a E E a a s i i vi 9i AUTursi 1 iII 0 I i3 ; o — i ih �c h li I i .1i th II h w If h ii gi. . . . w 14 $ I I 00 e" *00 • . g tpinil Ica HON vadny2 O adrro oat I 5.34.1141 sax Glo424 2SclIVO, *1 ,r it N x V ri. 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Milt i: i!' tic viki 4 i 414,1 P ill O lakm! * § dkvA i 'j tie. .in Z or 40 ' 0 114410 P ' g ' kAit 1" 4 rA Ii 12 3"1 r i l"; 8 ggi!erlo 1 xi;* §0, g u I z afladil k SEA adidt ID *- 91 • • .4• • •:•• •• ' • --- • • 101 Dt021`.1 Sn014.1113 RR A /01 *11 snoNunne tsgriorso F.1 ci fld 111 101 2479Vd 9101441.139 00014 IMCO) rti N \va iI b.4 KW\ 1111111111111111111111111 • 5 F 40 Kris Danielson Community Development Director Oak Park Heights City Hall 14168 N. Oak Park Blvd. Oak Park Heights, MN 55082 • October 8, 2001 Dear Kris: I regret I cannot attend your meeting on Thursday, October 11 However I do want to voice my strong opposition to Walgreens moving into the neighborhood, where Bradshaw Funeral Home currently resides. I have been boycotting Walgreens for years because I watched them close down two longstanding, drug g family-owned d stores in South Minneapolis, where I grew up. Clancy Drug, near 50 and France, was an institution. I remember going to the second floor of their building, when I was a very small child, for doctor's appointments. Walgreens moved a block away and it didn't take long before Clancy's closed. Salk Drug, on the corner of 54 and Lyndale, had been around for decades as well. Walgreens moved in directly across the street from Salk and this quickly contributed to their demise too. A friend of mine used to work for Walgreens as an assistant manager, and when I express my distress with the their business practices, I learned that managers were specifically encouraged to drive neighboring drug stores out of business. I understand we live in a free enterprise system, but I vehemently oppose these business tactics. I hope you will think about our community, not only in terms of our people but also our small businesses. Walgreens has no place here. We have enough mega- stores to fill any need that Walgreens can offer. I'd hate to see St. Croix Drug in downtown Stillwater, or Snyder Drug in the Mall fall victim to Walgreens' despicable ways. I also understand the traffic concerns at that intersection because my husband and I use it daily to get on Highway 36 from our home. It's already a busy intersection, and there are enough accidents (or near accidents) there to ask that, instead of adding to the problem, you seek funding to enhance the intersection and address existing traffic congestion there. Thank you for seeking community input on this important issue, and for taking time to read and consider my concerns. May God bless your decision process and bring you to a sound conclusion. Sincerely, ebra S. George 1606 South Harriet Street Stillwater, MN 55082 651- 351 -9350 (home) 651- 779 -9720 (work) RE: BACKGROUND Attached for reference: NOtTNt$T A$$OCtATt CON$ULTANT$ . 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: October 3, 2001 FILE NO: 798.02 — 01.13 Oak Park Heights — Lower St. Croix Mall: Planned Unit Development/Conditional Use Permit and Design Guidelines Review Exhibit 1: Sign Plan Elevations Exhibit 2: Memo from Kim Larsen, Mali Signage Plan Exhibits 3 -9: Sign Details ENCLOSL 3 Attracts Sign, representing Andersen Windows, has made application for an amended planned unit development/conditional use permit (PUD /CUP) and Design Guidelines review to allow for a change in signage and awnings at the lower building of the St. Croix Mall. The original sign plan for the Mall was subject to the original PUD agreement for exterior signage granted in 1984 and has been subsequently revised and amended. The signage plan for the upper mall area was approved in 1990 and the lower mall in 1992. Revisions to the signage plan are subject to an amended PUD /CUP in accordance with the Zoning Ordinance and original mall approvals. Andersen Windows plans to revise much of the wall and pylon signage at the mall in a phased approach. The first phase is to remove and replace the sign awnings on the lower mall with individual tenant signs and canvas awnings. The building facade shall be refurbished /repaired subject to Design Guidelines review and approval. ANALYSIS Amended PUD /CUP. The sign plan for the lower mall is subject to the provisions of U6hI related to multiple occupancy business structures. The provisions of Section 401.15.G.9 of the Ordinance include the following: 1. The maximum individual sign sizes for multiple occupancy structures and individual uses which may display signs shall not exceed the maximum provisions for single or double occupancy structures in the same zoning district. 2. Except as provided in paragraph (4) below, individual tenants of multiple occupancy structures shall not display separate identification signs unless the tenants' business has an exclusive exterior entrance. The number of signs shall be limited to one (1) per entrance and each sign shall be limited to the maximum wall size sign permitted in the district. Said signs shall be located only on exterior walls which are directly related to the use being identified. The individual signs on the wall facade would be limited to 15 percent of the front building facade (of the individual tenant) to a maximum of 150 feet. Each of the tenants at the lower mall has one exclusive exterior entrance and signs are limited to one per entrance. The signs as proposed include mostly 54 square foot individual tenant signs on the sign band above the new canopy. All of the signs are within the square footage allotment based upon tenant facade area. Carbone's Pizza and Subway has requested two signs of equal size on different facades. This would vary from the sign requirements but could be approved as part of the PUD /CUP sign plan. Design Guidelines. The building facade would be altered by removing the back lit awning signs and replaced with individual, internally illuminated cabinet signs and canvas awnings. The awnings would not be back lit and would be terra cotta in color. The mall facade would be re-painted. The applicant has not specified a color for the paint. Samples of the awnings and paint colors should be reviewed by the Planning Commission and City Council. The Design Guidelines encourages the use of awnings to provide detailing on a long, low facade. The Guidelines also encourage wall signs to be placed within a sign band above building entrances. Consistency or compatibility with the construction materials and architectural style of the building facade is specified in the Design Guidelines for determining the choice of sign materials. Natural materials such as wood or metal are preferred over plastic. As such, it is suggested that the applicant consider individual back lit letter signs instead of the back lit plastic cabinet signage. Individual letter signage, such as what is proposed for Subway, would reduce the overall amount of visible sign area and light and glare that come from plastic cabinet signs. Or, in the alternative, signs with a dark background and back lit letters /logos will also reduce the glare and light of a typical plastic sign. St. Croix Mall PUD /CUP Planning Report Page 2 • • • RECOMMENDATION The request by Andersen Windows is generally consistent with the requirements of the ordinance and the sign allowances granted as part of previous PUD approvals for the mall. The Planning Commission and City Council should consider if two signs should be allowed for Carbone's Pizza and Subway. Additionally, the Planning Commission and City Council should comment on the type of signage and determine the acceptability of back lit plastic cabinet signs. Staff has suggested that individual letter /logo signs or dark background /back lit letter and logo signs might be less obtrusive and reduce the amount of light and glare. The approvals are subject to the following conditions: 1. The Planning Commission /City Council should consider the acceptability for two signs at Carbone's Pizza and Subway. 2. The applicant should provide samples of the canvas awning material and building paint colors for Planning Commission and City Council review. 3. The Planning Commission /City Council should consider recommending the applicant use individual letter /logo signs or dark background /back lit letter and logo signs for the wall signage. • • 4. Further changes to tenant signage or the addition of signage above tenant spaces at the lower mall may be approved subject to review of a sign permit by the Building Official, and conformance with the provisions of Section 401.15.G of the Zoning Ordinance. pc: Kris Danielson Mark Vi erl i ng St. Croix Mall PUD /CUP Planning Report Page 3 • z LLI 1-1 LLI I— D LL • r , t() cs) >- ea -T. d) 1 • 12th First Avenue North Miirneapolis, MN 55401 htt z :%/wvwv. rsparch.corn FM 612. 339 • 6760 612.339.0313 • Memorandum COMM. NO: CLIENT: PROJECT: S� t EJECT: MLfMO BY: DATE: Attention: 1132,021.00 And ersen Corporation St. Croix Mall Signage Master Plan City Submittal Information Kim Larsen 7 September 2001 Duane Get:mike l a' Copy: File . �n �tends to The en C oration based the St. Croix Mall in 2000 and has rno v ed , and intends 10 move, some of their office functions to this facility. of interior Mall anchored by Rerbcrger's and Snyder 1)11.1g, with a down The consists f au Yx� Y or so smaller tenants, A small outlet Strip Center is located on the corms of (iOif ► Street North and Osgood Avenue, The existing signage consists of Mall pylon arca idcatiftcatioi l sign with a portion dedicated to changeable text (previously used by the Mann Theatre), pylon sign far an individual tenant (Carbon's ), tenant illuminated awning signage at the Strip Center, monument sign east of Mall (for vacant space below Bezberger's), building sins (2) for Ha rberger's, a 11/ t 'Andersen Corporation' sign, illuminated awning sign► for Snyder Atug, !Ind a pylon sign : modec� �a er6en arp�ra B� . previously used for K-Mart. Signage already removed consiats of awning signage for United F y � � =mated Stares, Ace Hardware, and K -Mart. A 'St Croix Mall si bas also been rem i ed with the demolition of an entry system. It is the intent of Andersen to provide signage to tenants in several locations in tit ►e form of wall si gn pylon sign, and/or monument sign opportunities. A new sign concept has li een produced for , the Strip Center by Attzacta Signs and shall be considered part of the Master Sic :sage Plan, The main Mall anchors, Her berger's and Snyder Drug, both have exterior signaler howeVer, the interior mall tenants have Sao signage, either. as the exterior oldie Mall building: or on a pylon sign. The Mali tenants have requested exterior, highly visible signage from liighV"'ay 06 prior to the upcoming holiday season. As the landlord, Andersen desires to provide the best; environment possible for these tenants to be successful. It is in this vein that the fallowing is proposed: • As mentioned above, replace the existing illuminated awning signage an the Strip Center with the aignage package supplied by Attract* Signs. The package shall replace tale existing awning with a shorter profile canvas awning, Tetra Cotta in color. The building lac ti shall be refurbished/repaired and above the awning new cabinet signs shall be install; :d• Please refer to the attached Attracta documents. EXHIBIT 2 MiiMORA DIX St. Croix Mall Signage Master Plan City Submittal Information 20 September 2001 Page 2 • Install two 75 sf signs on the Andersen portion of the Mall building, ono oa west floe and one an the north face. The signs shall ra►sist of individually illuminatcd lets ors. • As a tomnporary Incas= through the 2001 Christmas season, install text in this changeable text • portion of the area identification pylon sign to ind;catq as many rob= Ma tl dJ m ita as possible. The temporazy measure would be to provide tho sought after sii ge for the 3 o iday season. It is proposed to convrt the changeable teat portion of thc sign into a permanes t Mall tenant sigrage opportunity, This shin consist of six to eibt internally lit panels vet U4474 names affixed. In addition to the revamping of the existing pylon, repair ignit rnaint4 Clones shall be conducted. It is also proposed that a plating sch rno be initiated at the base 71 the sign which shall be carried througt on the other sign ,gc opportunities proposed below, • Install a now mcmument sign with itdividual legs indicating 'Andersen Cap potation'. The precise location f this sip is yet to bo dt#nnqd but would Dear the of tb M i1• cwt occupied by Anders= Assiu, the *nem scbeuW and construction f materials used above shall be uhled at this location. , • • 'The p i monument sign eat of s, and the 1C-Mart pylon sip ;hall be removed. It is Mind that tketmaaval tithe unused and VICAOR040 akin with the 1 Conte sib wad eic int: gam' a Stiontle opinion of Olt addition to Oa aft. The St. Cre c Malt is ill $ * ravingAin USIWZOS io C {Cuesisusdty #t pieviding offiec as= for a pmessier cospleya for Ow area, as wed as sorviittes available only in Malls along to the Wilt Cities. la order to provide the teams profitable business csivirouswitt aiccuste eigtma r i s aL : mut** ankwassiVoliaskimOgeftnwinditiot . a TO the Strip I IM I OPOSed *y and wain goods end Its a poattiire and 1 ii 07 ��������������� L7 7' .7 : 7 771•? ?-9fr 'l / ..:.:' l1. //r /// ALTERIATE $IGNAGE ARRANGEMENT I GNAGE PLAN DATE 09 SEPT. 2001 PROJECT 140, 113 12100 RAP Architects, Ltd. L ! coPr?ht 2 .01 WO ° et 7.4 l GNAcE LVAT1 1/4n_1 PROJECT: ST. CROIX MALL SIGNAGE 120 First Avenue North 11 Ammiwin 1, r 1 . 1 . 1 1 aitoarmal, fP g1_4N 8' 'Imo* • • T.O. F .AME 11P' -8" •tx4 TI L ENAMEL STEEL. PA IP[r TO MATCH MALL ENTRANCE FRAMING 1'_0h,)( 1'-4" SIGNAGE PANELS CTYr,) METAL. GAF' !U! DRIP EDGE 7.0. MASONRY 10 -2 GRADE • ROCK -PAGE QIU 8X16 910041-FACE CF'1U 8X8 SCORED T.O. FOOTING LINE OF FROST FOOTING BELOW LINE OF METAL CAP FLASH ING LINE OF MAS0NRY CINDER CAP FL ASN IN4) LINE OF FRAMING (ABOVE) 4X4 TUBE STEEL SIGN PANEL RIDGE LINE OF FLASN1NG SHEET HO Al Minneapolis, T'1N $ 1 612 339 0313 FAX 612 339 6160 PROJECT: ST. CROIX SIG NAGE • SIT PLAN DATA PROJECT oo SEPT, 2001 NOw 162.021.0D RSP Architects, Ltd. LE I GoloyrigM,r. 2001 1GNAGE SITE PLAN NO SCALE 120 First ,Avenue North :f AmINIMMIRMINOW PROPOSED $IGNAE LOCATION ./589'09'27W ' 468' SOr'47'19 "E 4430' 1 w N. 'N89 11.00' SWEET NO. A� Minnoapo l le,11N 55401 612 339 0313 FAX 612 339 6160 TOTAL P.06 • h c(3 l< >I i< d � t) [n I w z ETS U W flL to 0 J LL • • • 1- m w • N • ict N • t(3 �I k C� • 0 1 A cs3 co • co 4. • CO LU • T'r EQ. _.s Lu 0 J_ tO co u) Z to 2 a? • C1-1 Z 0 Z 0 . ti) N Lc) 0) c:18 1 ifc, g w 0 44 46 g801 gi° 0 ap I EL., 0 m !N p i 0 12 8 bd • (NI cO g Z t W l J 1! � J LIS LL o o et0.7: t) to (5) 1 oNe EL. gQ28 • PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: October 2, 2001 RE: Oak Park Heights Stillwater Ford: Off -Site Parking FILE NO: 798.02 — 01.10 BACKGROUND NGtTNt$T *$$CIATtD CON$ULTNT$ INC 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com ENCLOSURE Jacob Holdings of Stillwater LLC has made an application for conditional use permits to allow for off -site parking on an adjacent lot for the Stillwater Ford dealership. The off - site lot is 1.37 acres, is described as Lot 1, Block 2 Jacob 2nd Addition, and is located directly west of the dealership on Neal Avenue. The properties are both owned by Jacob Holdings of Stillwater LLC and are zoned B -2, General Business District. Surrounding the off -site lot is Arby's to the north and Pony Express Car Wash to the west. To the south is the driveway for Pony Express and a stormwater pond. Stillwater Ford was granted a conditional use permit and site plan changes on October 26, 1999 for the remodeled car dealership building and parking lot. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Stillwater Ford Employee and Storage Parking Stillwater Ford Dealership Site Plan Grading Plan Landscape Plan Lighting Plan City Arborist Comments ISSUES ANALYSIS Zoning Section 401.15. F.11 of the Zoning Ordinance allows for any off -site, off- street parking which is used to meet the requirements of this Ordinance to be processed by a conditional use. Specific conditions for approval of off -site parking are provided in the Zoning Ordinance and are reviewed below. Section 401.30.E, conditional uses of the B -2, General Business district, allows for open and outdoor storage as an accessory use. Specific conditions are also listed in the ordinance and are reviewed below. CUP Request. The conditional use permit is being requested to allow for off -site parking to allow for employee parking, temporary parking for factory incentives, and promotional allotments (to be stored only until space is available at Stillwater Ford and not intended for long term use and /or display for sales purposes), and for temporary placement of existing outdoor automobiles for periodic parking lot maintenance, as needed, at Stillwater Ford (such as snow removal or pavement repair). The proposed lot is designed to park 126 vehicles. All of the stalls and driveways are compliant with the design requirements within the parking standards of the Zoning Ordinance. The lot is proposed to be paved and provided with curb and gutter. The existing dealership lot has 620 parking spaces. The ordinance requirement for the dealership is 93 parking stalls. The e applicant wiIJ_be_requir_ d_to provirla a_pro_posed del.i.neation of_par_ki.n.g staIJ se_on the car dealership lot. This would include customer parking, sales lot and stalls for the service center. Employees would be required to park on the off -site lot. Grading and Drainage. A grading and drainage plan has been provided and is subject to review of the City Engineer and the Browns Creek Watershed District. The preliminary design of the project has been presented to Browns Creek Watershed District for their initial comments, which are as follows: . 1. Watershed requested runoff from lot to be directed to ditches along parking lot, thus allowing a longer runoff path for more change of infiltration. 2. The new drainage plan reflects the lot to break in the middle from the northwest corner to the southeast corner, water runoff flows to the northeast corner and the southwest corner of the parking lot. 3. Curb cuts to be placed in the curb line instead of a storm sewer system. 4. Landscaping is to incorporate more water tolerating plants on the south side of the parking lot. Landscaping. A landscape plan has been provided as attached and has been subject to review by the City Arborist (see Exhibit 6). The plan could be revised to incorporate Stillwater Ford Off -Site Parking Planning Report Page 2 • • landscaped parking islands within the lot, especially in widened islands at the parking row ends. In that the lot will be used for open and outdoor storage, the landscaping will need to be increased to screen the cars from Neal Avenue. Lighting. A lighting plan has been provided which indicates fixture standards and a photometric plan for the site. The pole height and fixture will be no more than 25 feet in height and will be required to be a full cut off fixture at an angle of 90 degrees or Tess. The photometrics of the site indicate that the light would be directed so as not to exceed the ordinance requirements. CUP Review Criteria Off- Street Parking Criteria. The conditional use permit criteria for off -site parking are listed below with a review of each. 1. Off -site parking shall be developed and maintained in compliance with all requirements and standards of this Ordinance. The off -site lot will be designed to meet the performance standard requirements of the Zoning Ordinance. 2. Reasonable access from off -site parking facilities to the use being served shall be provided. One access driveway is provided onto Neal Avenue North. The City Engineer should comment and approve the location of the access in relation to other driveways to Neal Avenue. 3. The site used for meeting the off -site parking requirements of this Ordinance shall be under the same ownership as the principal use being served or under public ownership. The car dealership property as well as off -site parking lot are both under the ownership of Jacob Holdings of Stillwater LLC. 4. Off -site parking for multiple family dwellings shall not be located more than one hundred (700) feet from any normally used entrance of the principal use served. Not applicable. 5. The parking lot is not to be used for sales, repair work or servicing of any kind. No vehicle sales, repair work or servicing has been proposed or will be allowed on site. The applicant has requested that the lot be utilized for employee parking, temporary parking for factory incentives and promotional allotments and Stillwater Ford Off -Site Parking Planning Report Page 3 temporary placement of existing outdoor automobiles to allow for maintenance on the dealership lot. The intent of the ordinance is to allow for off-site parking as a means to meet the requirements of the ordinance. As indicated, there are more than adequate stalls on the dealership lot to meet the ordinance requirements, but additional stalls are needed to accommodate the existing and potential sales volume of the dealership. The use of the off -site lot for the vehicles, as proposed, is appropriate to the normal operations of a car dealership. 6. No advertising sign or material is to be located on the property where the parking lot is located. No sign is proposed or will be allowed on the off -site property. 7. All parking is to be kept back of the setback building line by barriers unless otherwise specifically authorized by the City Council. The parking is compliant with the 10 foot parking lot setback requirement of the Zoning Ordinance. Compliance with building setback requirements would significantly limit the number of stalls allowed on the off-site lot. The City Council can authorize compliance with the 10 foot setback as part of this approval. 8. Except as provided below, the site used for meeting the off -site parking requirements of this Ordinance shall be under the same ownership as the principal use being served or under public ownership. The car dealership lot and off -site lot are under the same ownership. 9. Except as provided below, off -site parking for non - residential uses shall not be located more than three hundred (300) feet from the main public entrance of the principal use being served. No more than one (1) main entrance shall be recognized for each principal building. The off -site lot is approximately 250 feet from the front door of the car dealership. 10. Any use which depends upon off -site parking to meet the requirements of this Ordinance shall maintain ownership and parking utilization of the off -site location until such time as on -site parking is provided or a site in closer proximity to the principal use is acquired and developed for parking. The off -site lot will need to remain under the ownership of Jacob Holdings of Stillwater LLC. Property, possibly to southeast of the dealership, could be purchased for expansion of the business. 11. Compliance with off- street parking requirements provided through leased off - street parking may be approved by the City Council, subject to the following conditions: Stillwater Ford Off -Site Parking Planning Report Page 4 • • Not applicable. 12. Any such other conditions as may be deemed necessary by the City Council to protect the welfare and character of the nearby land uses. Additional, reasonable conditions may be added. Open and Outdoor Storage Criteria. A conditional use permit for open and outdoor storage is required to allow for the temporary parking or storage of vehicles on the off - site lot. The criteria are listed below with a review of each. Open and outdoor storage as an accessory use provided that: 1. The area is fenced and screened from view of neighboring residential uses or if abutting a residential district in compliance with Section 401.15.E of this Ordinance. The lot is not in view of residential properties. 2. Storage is screened from view from public right -of -way in compliance with Section 401.15.E of this Ordinance. The lot will be landscaped, but must be screened adequately from view of the public right -of -way. 3. Storage area is grassed or surfaced to control dust. The lot will be paved. 4. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 407.75.8.7 of this Ordinance. The lighting shall be in conformance with the Ordinance. 5. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. The Planning Commission should review the conditions to assure compliance with the CUP criteria. Stillwater Ford Off -Site Parking Planning Report Page 5 RECOMMENDATION The proposed off-site parking for Stillwater Ford is generally consistent with the applicable City policies, plans and ordinances. Therefore, staff recommends approval of the conditional use permits for off -site parking and to allow open and outdoor storage for Lot 1, Block 2 Jacob 2 Addition subject to the following conditions: 1. The off -site parking lot shall only be used by Stillwater Ford for employee parking, temporary parking for factory incentives and promotional allotments, and temporary placement of existing vehicles to allow for periodic maintenance of the car dealership lot. 2. The applicant shall provide a delineation of parking stall use on the car dealership lot, subject to City review. 3. No sales, repair work or servicing of vehicles will be allowed on the off -site lot. 4. The off -site lot will remain under the same ownership as the car dealership lot. 5. The City Engineer shall approve the location of the driveway from the off -site lot to Neal Avenue North. 6. No signage shall be allowed on the off -site lot. 7. The City Council shall allow 10 foot setbacks for all parking /curb barriers on the off -site lot. 8. The landscape plan shall be approved by the City Arborist. The lot shall be screened from the public right -of -way in compliance with Section 401.15.E of the Zoning Ordinance. 9. The grading and drainage plan shall be subject to review and approval of the City Engineer and the Browns Creek Watershed District. 10. The lighting plan and fixtures shall comply with Section 401.15.B.7 of the Zoning Ordinance. 11. Other conditions and requirements as specified by the Planning Commission, City Council or staff. pc: Kris Danielson Mark Vierling Stillwater Ford Off -Site Parking Planning Report Page 6 • ONIM V'21O 02,100.741 SNOIS!A321 32V0 2T90 -992 (T59) WI 2T10 -992 (TN) muoqdom 2T T99 m ''i' KIM 'a Pi Auno3 it DUREEEILIOlN DNIAasMns C110 z r ��Qeaa #lei < /,.. /, ,\ a_ / f '• \\ / ` N ` \ 0 \ 1 ‘s, N / \\ \ ''.\\ ‘ t \ / fX • � / / / \ \ / 1— Gt c \ tr I- 0 Z `\ -,�. o / w Q a. w V ) IX —J a 0 1--- < . . ■ • Q • CO / Q \ • \ . ` �. , 0 CX O J `\ '\, ` � ' f IX 0 . - -- \ %- / 0 • Q • > N -„--,.., �/ o Q 0 N `'. ,, -. `C. w � H ■ ■ ,c ■, . \ \ \ , N g V) • cl 'i 0 0 ,, ■ 'A z \..< \ N. \ \ b'lOS3NNIW 'S1H0I3H N8dd ?Ib'0 IMES IIIIAOD OrDIIINa aovaars ate► maoriavia axon raw= • • // P ,, -,/',' ', 41 :- ■ i, , e " A r4 / V. j s ig Atgv p N ♦ • a Pp al 2 a- I' :I' •f I II Y134.4/4 NIW Val MY'') '1S 09 'N 6946C1 Avnavainf Arlia,N1111 C1111CM all W M111' 1011 S :01 NO11,G Y / NOLL YAON M • iiIIIIII clai I I I I I Aa •vcz men *L Idodd iPi b sop 1141 (IC i— sal rfig&. k3 I • N 2 W 3 ' :1 1 74 tl siVi It L a il L sg g t!.I. . : ig 1 51 5g 5 - 51 m kg Al 1 It; it li tt I _ Q212 .611 // P ,, -,/',' ', 41 :- ■ i, , e " A r4 / V. j s ig Atgv p N ♦ • a Pp al 2 a- I' :I' •f I II Y134.4/4 NIW Val MY'') '1S 09 'N 6946C1 Avnavainf Arlia,N1111 C1111CM all W M111' 1011 S :01 NO11,G Y / NOLL YAON M • iiIIIIII clai I I I I I Aa •vcz men *L Idodd iPi b sop 1141 (IC i— sal rfig&. k3 I • N 2 W 3 ' 8190 -994 (199) :XV4 aITO -99L (199) :aaogdatay LIt99 NX 'ammo *inn 'a Pori Attno3 211 . oNIZEINIO v rONIARAZIS QNYY eeeniums �+' VII: as Vir d1OS3NNIVN `S1HO13H )18dd >IVO NYId OMEVIO ONDIIPAa auvxars arm TdAoktresa a11o4 muyamas • • 1008 es i 88 88 1 � ae 1 lOd lOd lOd 3ZIS co „8 l �81 „ S • � PLANT NAME AUTUMN BLAZE MAPLE COLORADO GREEN SPRUCE SUMMIT ASH DOGWOOD SUMMER SWEET l BEARBERRY PINK SPIRE CRAB A10 U! cO N U) Z 1 91 1 N 3000 < m 0 0 W W C., 8 8 ONIA4VJJ0 Od003d SNOISIA3I1 31 VO p 1.„ a tit 0 o ZT90 - 99L. (t99) ZTTO - 99k (199) :auogdatey L I ISS NP( 8 aPeav3 a11IT l 'Q Pori `;uno3 31t ONDEBNIIDNB ;' D flA AIMS awn 0 1 v 5 X la og o f Q � V lw § ii • VIOS3NNWW MYId rJrIDI?I41 MA0'kIINE 'S1HOI31-1 >Iddd >IVO HEIVDSCINYI aJV2I0,IS QI1d MOd ?IELI.dAI1'II.I.S dp sqt ! 5 tio g a a «OLL.' 1 J J J Z 1 W Z Q1 _ cn W 0 Q OC J =Q _Z W X 0.41 (n p ZU W — 0� W m W C, Z �Q 0 Z Z a a� lo g w s 03A DAMN too -SOL 133 oud 2t VC NA co O 10 0 C7 x x w Z __,-..aoreN1111111%, * ALL ROUGH GRADING TO BE DONE BY OTHERS LANDSCAPE SPECIFICATIONS 1101:01 AM CDT 0 lir A 0 L O 0 z 0 i a z 3 0 2 N z 0 0 0 A W l 4 • • NAC "' From: "K.D. Widin" <kwidin @mmmpcc.org> To: <srichards @ nacplanning.com> Sent: Thursday, September 27, 2001 3 :37 PM Subject: Stillwater Ford Employee Parking - Landscape Plan Scott - I have reviewed the plan for the Stillwater Ford Employee Parking and have the following comments: 1. The Planting Schedule should include the scientific names of the plants. 2. The Planting Detail should also include: cutting the twine at the base of the trunk, cutting off the top of the burlap, or folding it down into the hole, cutting off the top two rungs of any wire basket encasing the root ball. 3. It is preferable to not stake trees. 4. Any added backfill or "planting" soil should constitute no more than 1/3 of the backfill soil put into the hole, and should be mixed with existing soil. The landscape plan itself is not acceptable and should be re -done by a .5. professional landscape designer or landscape architect. It is not acceptable for the following reasons: a. The plant sizes drawn are not accurate and do not reflect the mature size of the plants. e.g. the crabapples are drawn smaller than dogwoods, which are shrubs. b. The plan uses a very strange mixture of plant material. Bearberry, for example, is a native groundcover, not a landscape plant. c. The dogwood is listed as a tree, but the only dogwood close to a tree size which will grow in Minnesota is a pagoda dogwood and this is not a suitable location for it. d. More screening is required along Neal Avenue and most of this should consist of evergreens. If using Colorado green spruce, also use some 'Black Hills' spruce which does better in exposed planting sites. e. The plan as drawn is not attractive and is inconsistent. There should be a variety of plant material but some repetition of design around the perimeter of the lot would be more • attractive. EXHIBIT 6: CITY ARBORIST COMMENTS 9/28/2001 Kathy Widin Municipal Arborist City of Oak Park Heights Page 2 of 2 9/28/2001 ALI Bonestroo Rosene Anderlik & Associates Engineers & Architects October 2, 2001 Ms. Kris Danielson Community Development Director City of Oak Park Heights 14168 Oak Park Blvd., P. O. Box 2007 Oak Park Heights MN 55082-2007 Dear Kris: Site Layout /Access Locations: Bonestroo, Rosene. AnderIlk and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer and Employee Owned Principals; Otto G. Bnr►eatm°. Pk. • Marvin L S°1v4I4, PP. • talrnn R. Cook, P.C. • Robert ti. tirntinicht. P.E. • Jerry A. Dowd:" PE. Senior Consultants: Robert W. Rusene•. P.F. • Joseph C. Anderlik. P.C. • RIrhrrrq fi Starner, P.C. • Susan M. Fbrrlrn. C.P.A. Associate Principals: Keith A. Gordon. P.F. • Robot R. Pleffrrlr, i'J • Richard W. ruster, RE. • David O. Loskota, P.E. • Mark A. Manson, P.E. • Mirrvel I: Rautmanrt, P.C. • Ted k Field, Pt. • Kenneth I'. Anderson. PF • Matk R. Rolls. RC. • David A. Bonestroo, 44.14.A. • Sidney P. Wllfiar mart P.F. t ,. • Agnes M. Ring, M.D.A. • Min Rick $Chmldt, t'C.. • Thomas W. Peterson. t'.k. • James R. Mri4rid, P.E. • Miles B. Jensen, P.C. • L. Phillip Cirsevcl III. Pk. • Daniel J. Edgerton. et. • Ismael Mnrtfn+er. et. • Thomas A. Syfko, P.E. • Sheldon J. Johrison • Dale A. C(rove. et. • Thomas A. Ruushiu. I • Robert J. Aevcry, P.E. Offices: St. Paul, St. Cloud, Rochester and Willmar, MN • Maw. rttkr;c� wi • Cnlcago, IL %Wiflte: www.bunrxtron.com Re: Stillwater Ford — Employee & Storage Parking Addition Preliminary Development Plan Review Bonestroo File No. 55- 01000 We have reviewed the preliminary site and grading plan for the proposed Stillwater Ford — Employee and Storage Parking Lot Addition as submitted by METRO Land Surveying & Engineering and have the following comments /recommendations: 1. The proposed improvements create a parking lot on the west - side of Neal Avenue North in front of the Pony Express Auto Wash. Access is proposed via one new driveway to Neal Avenue North slightly south of the property's center. The driveway would be better located slightly north of the property's center, unless future development considerations (building location, traffic flow) negate this. 2. Pedestrian access from this parking lot to Stillwater Ford's main building /parking lot will need to be addressed (pathways /sidewalks, pedestrian crossing on Neal Avenue N., etc.). Parking Lot Improvements: 3. We recommend that the parking lot pavement section be a minimum of 3" bituminous pavement on 6" aggregate base, assuming delivery trucks will not be accessing this area (no typical section shown on the plans). 4. The type of concrete curb & gutter proposed bordering the proposed parking lot should be shown on the plans. Grading/Drainage: 5. Grading for the proposed parking lot is designed to route storm water runoff to the west and east corners of the parking lot, then utilize curb cuts to allow the storm water to enter drainage ditches. Adequate riprap should he placed at the four proposed curb cut locations, and at the downstream end of the proposed driveway culvert. 2335 West Highway 36 • St. Paul, MN 55113 • 651-636-4600 • Fax: 651.636-1311 DVIIc.7 t nvv ni1v n•+vvv a Sincerely, BONESTR00, ROSENE, ANDERLIK & ASSOCIATES INC .0 Dennis M. Postier, P.E. timp . cc: Scott Richards — Northwest Associated Consultants, Inc. Kim Kamper, Acting City Administrator Jay Johnson, Public Works Director Jim Butler, Building Official DMP, File — Bonestroo K;%5MOlO.ltillwatcr lord • Employee & Storage Parking) 0.241.dL c 6. The proposed parking he ro osed kin area is located right up to the existing drainage and utility easement g encompassing westerly assin the westerl ditch of Neal Avenue North. As such, proposed grading will fill in the ditch with 3:1 sloes on its westerly side. North of the proposed driveway, the affect of this grading/filling s minimal. South of the proposed driveway, however, grading will fill g/ g the ditch bottom to a point where it is almost 2' above the culvert elevation. The ditch in th P , . . m needs to be maintained (or even lowered slightly) to allow positive drainage from the botto proposed driveway culvert to the existing car wash driveway culvert. The proposed curb cuts in the westerly corner of the parking lot drain to a small depression. 71 T P p It appears that this area is then to drain to the east (to the Neal Avenue North ditch) along the pp � driveway. car north side of the car wash driveway. However, the proposed contours are not clear well (not enough defined) how this will occur. Storm water may actually spill into the car wash ) driveway in this area. 8. The p he storm water retention and south of Pony Express Auto Wash was sized to handle storm water runoff from this property in a fully developed condition. However, the appropriate watershed district should be contacted by the developer /engineer for compliance with any requirements they may have. 9. A n existin g catch basin (and p p pipe outlet to the ditch) in Neal Avenue North will need to be relocated due to the proposed driveway's location. Utility Connections: site is to be (re)devcloped in the future, consideration may want to be given now be the l0. �fth�s developer to inolude /extend sanitary sewer and water services to the site. Tfyou have any questions regarding this review, please contact at (651)-604=4-815. GOLDRIDGE GROUP MINNESOTA, LLC October 4, 2001 Kris Danielson City of Oak Park Heights 14168 Oak Park Blvd North PO Box 2007 Oak Park Heights, MN 55082 -2007 Kris, Enclosed is the following revised information: &ekosu.N_Q_ 411 Routson Motors Two copies of the letter sent to Middle St. Croix Watershed Management Organization Twenty 11x17 revised copies of the site plans, addressing the curbing Three 24x36 revised copies of the site plans, addressing the curbing Landscaping - Gregg Buell (Buell's Landscaping) is working with Kathy Widin 3k Stillwater Ford Parking Landscaping - Gregg Buell (Buell's Landscaping) is working with Kathy Widin Stillwater Ford Lights Twenty 11x17 revised copies of the site plans, showing both existing and new light polls Three 24x36 revised copies of the site plans, showing both existing and new light polls Oak Park Station and S & C Bank Landscaping - Gregg Buell (Buell's Landscaping) is working with Kathy Widin Twenty 11x17 revised copies of the site plans were sent 10/3 by Metro Land Surveying Three 24x36 revised copies of the site plans were sent 10/3 by Metro Land Surveying Sincerely, Paulette Parrott Planning Administrator 763- 557 -9445 pparrott cc: Brad Coats 3021 Harbor Lane, Suite 206 • Plymouth, Minnesota 55447 612 - 557 -9445 • Fax 612 - 577 -1540 f- 0 k- 0 CO cn in cO CO gct co 0 c4 en CO CO oll CO Ccl 0:1 a.. w C - ' c r l § ■'4,. l'' ,1 1.1: : - ■c, l iF4 14 i z:... u 0 , ,,,... 0 CO , .- a .,,, 0 0 oa i -i f , -3 3 L „..‹. 3 - 5,•(,) ,?,'-' o E 8 •te,.: 0. :-.„ r) -1 ;LI . P... 0 in <v. ,o 00 0 < cO 0 A ul ta.. C., X ECOSS NW `sbuilseH os *any Ouluueri LLOL I.E£6 (1.99) adeospuei smanwi NN N ". N N, 1 g' 3 F. rjgtii `4fs ' ggd E Pao §(5/ fge 33 agoi CT, EL,A P 8.4g, i > 3g2 Rw3d 0'24 ' 2 < zow •u5isap sa uatpa4d pue ueutiiO o s,* aqi tom aauep.lo3)e u, ,Base oi apaiyuid 'uo!ssou,ad s.Tona ue4i aL4O Aq paluawaidui! s! joalato Ind Aue JO LOsap sq J1 '3N1 s:rune JO Avadwd atfl s! '11 IftwCueduic.oe siaded at gum latpa2o; `Stl!Me)p ski adVDSCEMV1 S1119.1aH 3141\ )(VO 1,01 DNEDIIIVA (1110,4 uaivmyllis 1 I 5 1 • • BACKGROUND Attached for Reference: Exhibit 1: Exhibit 2: Exhibit 3: HOTNt$! A$$SCITt CON$UITANT$ 111. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: October 2, 2001 RE: Oak Park Heights — Stillwater Ford: Amended Conditional Use Permit and Lighting Variance FILE NO: 798.02 -01.09 ENCLOSURE 11 5 Goldridge Group, representing Stillwater Ford Lincoln Mercury has requested an amended conditional use permit and variance to address lighting issues at the Stillwater _ _..____F_or_d dealership _ at _ 1 . 2969 North 60th Street. The dealership was granted a conditional__ use permit and site plan at the October 26, 1999 City Council meeting. A conditional use permit was also approved on November 23, 1999 by the City Council for the expansion of the major auto repair use for Stillwater Ford. The request is to allow for the Tight fixtures adjacent to Neal Avenue to remain as installed through the issuance of a amended conditional use permit and variance. Light fixtures on Neal Avenue were not installed with a ten foot setback. Additionally, fixtures on site exceed the maximum height requirements of the ordinance and the conditional use permit approval conditions. Stillwater Ford Dealership — Site Plan Existing Lighting — Fixtures and Photometric Proposed Lighting — Fixtures and Photometric ANALYSIS Fixture Setback. Section 401.15.B.7. Outdoor Lighting indicates that "the light source , of an outdoor light fixture shall be setback a minimum of ten (10) feet from a street right - of -way and five (6) feet from an interior side or rear lot line ". Fixtures on Neal Avenue have been found not to be compliant with this requirement. The approved conditional use permit includes a condition "that all outdoor lighting along the site perimeter is located not less than ten (10) feet from the street right -of -way or five (5) feet from an internal or rear lot line." An amended conditional use permit is required to vary from the approval conditions and a variance is necessary to vary from the ordinance standards. The applicant shall be required to provide a plan indicating the location of the non- compliant fixtures. Fixture Height. Section 401.15.B.7. Outdoor Lighting requires that "the maximum height above the ground grade permitted for light sources mounted on a pole is twenty - five (25) feet." A number of fixtures existing on the site do not meet the requirement in that the Tight source and fixture is over 25 feet in height. The approved conditional use permit includes a condition that "all outdoor lighting poles must be reduced to twenty - five (25) feet in height." The amended conditional use permit is required to vary from the approved conditions and the variance from ordinance standards. The plan should indicate the location of those fixtures that exceed the approved height. Photometric. The plans as attached include the photometrics of the existing site as well as plans reflecting changes to the lighting to decrease the intensity of lights. Section 401.15.B.7. Outdoor lighting requires the following: d. Intensity. No light source or combination thereof which cast light on a public street shall exceed one (1) foot candle meter reading as measured from the centerline of said street nor shall any light source or combination thereof which cast light on adjacent property exceed four - tenths (0.4) foot candles as measured at the property line, per the method outlined in Section 401.15.6.7.e. The revised plan (Exhibit 3) is consistent with the requirements for photometrics at the centerline of Neal Avenue. The plan will need to be revised so that the maximum intensity of .04 foot candles is maintained at the east and south property lines. Variance Review. Zoning Ordinance Section 401.04.A.5 states that a variance from the terms of the ordinance shall not be granted unless it can be demonstrated that: I. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. Stillwater Ford Lighting Variance Planning Report Page 2 • • • a. Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. b. Undue hardship by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. c. Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. 2. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. 3. The special conditions and circumstances causing the undue hardship do not result from actions of the applicant. 4. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. 5. The request is not a result of non - conforming lands, structures or buildings 1 the same district. 6. The request is not a use variance. 7. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. 8. The request does not create an inconvenience to neighboring properties and uses. Amended Conditional Use Permit Review. The applicant was made fully aware of all lighting standards when the conditional use permit and site plan were approved in 1999. The conditions for approval clearly state the requirements for a ten foot setback and a 25 foot pole and Tight source height. RECOMMENDATION In that there is no apparent justification for the variance and the applicant was fully aware of the lighting conditions of the conditional use permit, the request for the variance, and amended conditional use permit should be denied. The applicant should Stillwater Ford Lighting Variance Planning Report Page 3 provide a site plan that clearly indicates the nonconforming fixtures. If the CUP and variance is denied, the applicant will be required to retrofit all of the fixtures and the photometric of the site as soon as possible to be compliant with the Ordinance and previous approvals. pc: Kris Danielson Mark Vierling Stillwater Ford Lighting Variance Planning Report Page 4 • • a // / A , - /1 .//7 s . 7 AO,Kj/ Ji.A be /dm, s • 13 s $ s s k k k k k #` s s ig . ...4 . • . `� I 5 s s k s s= s 4 s it Et 11 g V Lt§ it 1 iir u 2 US 09 "N 696C1 d�l�'IPD��fl�11rV / Nn17103N0'D / 41314 vm ➢ 101L5 :oa reaulaav i woLjvnoway f .2 I e I I I I I I I (J! 11IIi 0. 15 IV $ Q •oca 3tin uagacad o I A • Its Z g l Il lk ° I . 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A a. d 0 0. uses in YiCA z W W W O N O W O. a. a. 1- Q f f 3 a ;g 4.3! 1 � L i]) y 21 N; gz !IN 41 3 3'11 i p Al: d 4 GOLDRIDGE GROUP MINNESOTA, LLC October 4, 2001 Kris Danielson City of Oak Park Heights 14168 Oak Park Blvd North PO Box 2007 Oak Park Heights, MN 55082 -2007 Kris, Enclosed is the following revised information: f:AlekosuA.4_ �F7 • Routson Motors Two copies of the letter sent to Middle St. Croix Watershed Management Organization Twenty 11x17 revised copies of the site plans, addressing the curbing Three 24x36 revised copies of the site plans, addressing the curbing Landscaping - Gregg Buell (Buell's Landscaping) is working with Kathy Widin Stillwater Ford Parking Landscaping - Gregg Buell (Buell's Landscaping) is working with Kathy Widin Stillwater Ford Lights Twenty 11x17 revised copies of the site plans, showing both existing and new light polls Three 24x36 revised copies of the site plans, showing both existing and new light polls Oak Park Station and S & C Bank Landscaping - Gregg Buell (Buell's Landscaping) is working with Kathy Widin Twenty 11x17 revised copies of the site plans were sent 10/3 by Metro Land Surveying Three 24x36 revised copies of the site plans were sent 10/3 by Metro Land Surveying Sincerely, Paulette Parrott Planning Administrator 763 -557 -9445 pparrott(a. goldridgemn.com cc: Brad Coats 3021 Harbor Lane, Suite 206 • Plymouth, Minnesota 55447 612 -557 -9445 • Fax 612- 577 -1540 ShiL40100 01f03311 0 0 tO g Y 2 2 `ug flit941 XYgl 009i'L( Irtia MOW it noeamav senotiVaigam 90C 31179 attar ill4A1 1SV2 tom 931Od1H9fl AO NOL LYOO'1 +313IA A3AEMS OIHdvd JOdOL • r m �w■�wr■nw�w�w�..L�L��� - -qmmumm -•ar■ •■ 44 EN • • r1O83NNw 'ctIOV9 11Oa=01O9 3K1 too,1 GMOd MAL VA1177110 Cala 1. r � 0 (-4 J 3 2 3 cA. lu Qi •r' 3 RJ N a a s v a .O ]q V) h m My n f) !n M Q� .O tlo ate. aQ cL p p t11 R1 ttt CU nO YI rPi e .O a0 ad .p e0 lam o .O V).. .O 4 0 e 0 aO a 0 l tl0 a 0 po 0 eg N tl s� vo sd .O .q .O V' I17 If3 q !n `,0 t� t0 .O sO v aO aO eo vO rQ n� 0 b0 0 (U e. a .lU oD v? ocP3 e, .?3.2 m v A pr 1 OY I • a'� a .tri O v0 pQ - V .O so a s0 .O .O .O q .O tl0 s 0 .O - .O aO - a v•"� �-. , N M If'J n a0 r0 .O . O ' - . O p0 po a O cV M �D aO p 0 ,O .O nQ .• a-+ M .O • W M . v .2 » N a• e0 .O M e0 a 0 .O U O L tl.. _J J V1 Ql 3 J 0 i-' a Q G J 0 V) O In in 05 In 0 0 Z r 0 J CIL 0 1 E Cr 0 1 Q C3 `Li Q0 0 0 0 J 0 0 1 0 O 1 0 0 l \ L W J Q 0 • r z r--c J W U) W 0 < Q 0 0 O 0 0 Co o 0 O X X X � � CU CU (U X X x < < Nr- W J 0 W Z Z .--s Z }-- V) co v1 z W W 0 0 (0 J J J Z 0 0 W 0 0_ 0_ - 0 >'II • • BACKGROUND Attached for reference: NOtTNWI$T A$$SCI!tD CON$ULTANT$ 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Bob Kirmis /Scott Richards DATE: October 2, 2001 ENCLOSURE 6 RE: Oak Park Heights - Routson Motors: Off -Site Parking /Outdoor Storage CUP and Parking Area Setback Variance FILE NO: 798.02 — 01.12 Goldridge Group on behalf of Routson Motors has requested a conditional use permit to allow off -site parking and open and outdoor storage upon a parcel of land abutting Routson Motors located north of Highway 36 between Oren Avenue North and Osgood Avenue North. In conjunction with the conditional use permit request, the applicant has also requested a variance from the required ten foot parking area setback (zero lot line setback proposed) The subject property is zoned B -2, General Business. Exhibit A - Site Location Exhibit B - Site Plan Exhibit C - Grading, Drainage and Landscape Plan Exhibit D - Lighting Plan Exhibit E - City Arborist Comments ISSUES ANALYSIS Zoning. Section 401.15.F.11 of the Zoning Ordinance allows for any off -site, off - street parking which is used to meet the requirements of this Ordinance to be processed by a conditional use. Specific conditions for approval of off -site parking are provided in the Zoning Ordinance and are reviewed below. Section 401.30.E, conditional uses of the B -2, General Business district, allows for open and outdoor storage on an accessory use. Specific conditions are also listed in the ordinance and are reviewed below. CUP Request. The conditional use permit is being requested to allow for off -site parking vehicle parking. Specifically, the proposed parking area will be used by employees and provide a staging area for vehicles to be sold by the dealership. No vehicle sales activities are proposed on the parcel in question. To be noted is that there are no expansion plans for the dealership structure at this time. Parking Lot Design. The proposed parking area measures 126' x 344" and is to be provided access through the existing dealership lot to the south. While ample area appears to exist for vehicle parking and maneuvering, it is recommended that the site plan be revised to illustrate specific parking stalls and drive aisles. Grading and Drainage. A grading and drainage plan has been provided and will be subject to review of the City Engineer and the Browns Creek Watershed District. Landscaping. The submitted landscape plan has been subject to detailed review and comment by the City Arborist (see attached Exhibit E). Comments include, but not limited to, the following: • The outdoor storage area should be screened from Oren Avenue North via Black Hills Spruce and Amur Maple trees (rather than Red Twig Dogwoods as shown on the plan). • The plan should be modified to include a planting detail for both evergreen and shade trees. • The plan include a "Plant Schedule" which lists the common name, scientific name, number of plants and type of planting stock. Lighting. A lighting plan has been provided which indicates fixture standards and a photometric plan for the site. As a condition of CUP approval, lighting fixture details should be submitted. All site lighting should be hooded and directed such that the source of the light is not visible from surrounding properties and rights -of -way. 2 CUP Review Criteria Off- Street Parking Criteria. The conditional use permit criteria for off -site parking are listed below with a review of each. • • 1. Off -site parking shall be developed and maintained in compliance with all requirements and standards of this Ordinance. The off -site lot will be designed to meet the performance standard requirements of the Zoning Ordinance. 2. Reasonable access from off -site parking facilities to the use being served shall be provided. As previously indicated, the parking lot in question is to be accessed from the south through the Routson Motors site. While such access condition is considered positive in that impacts upon surrounding properties are minimized, such access provision will require approval of a variance from the required 10 foot setback for parking areas. 3. The site used for meeting the off -site parking requirements of this Ordinance shall be under the same ownership as the principal use being served or under public ownership. The car dealership property as well as off -site parking lot are both under the ownership of Jacob Holdings of Stillwater LLC. It should be noted, however that while the parking lot may be used for employee parking, it is not being constructed to meet off- street parking requirements of the Ordinance. Rather, existing employee parking may be relocated to the lot and previous employee parking ton the dealership lot) would be used for vehicle display. 4. Off -site parking for multiple family dwellings shall not be located more than one hundred (100) feet from any normally used entrance of the principal use served. Not applicable. 5. The parking lot is not to be used for sales, repair work or servicing of any kind. No vehicle sales, repair work or servicing has been proposed or will be allowed on site. The applicant has requested that the lot be utilized for employee parking, and /or as a vehicle staging area. The intent of the Ordinance is to allow for parking to meet the requirements of the Ordinance. There are more than adequate stalls on the dealership lot to meet the ordinance requirements, but additional stalls are needed to accommodate the existing and potential sales volume of the dealership. The use of the off -site lot for the vehicles, as proposed, is appropriate to the normal operations of a car dealership. 6. No advertising sign or material is to be located on the property where the parking lot is located. No sign is proposed or will be allowed on the off -site property. 7. All parking is to be kept back of the setback building line by barriers unless otherwise specifically authorized by the City Council. As noted previously, access to the off -site parking lot is to be achieved through the existing dealership lot. To accommodate this condition, it is necessary to process a variance from the 10 foot parking lot setback requirement of the Zoning Ordinance. Such variance will be evaluated in a later section of this report. 8. Except as provided below, the site used for meeting the off -site parking requirements of this Ordinance shall be under the same ownership as the principal use being served or under public ownership. The car dealership lot and off -site lot are under the same ownership. 9. Except as provided below, off -site parking for non - residential uses shall not be located more than three hundred (300) feet from the main public entrance of the principal use being served. No more than one (1) main entrance shall be recognized for each principal building. The off -site lot is approximately 300 feet from the front door of the car dealership. 10. Any use which depends upon off -site parking to meet the requirements of this Ordinance shall maintain ownership and parking utilization of the off - site location until such time as on -site parking is provided or a site in closer proximity to the principal use is acquired and developed for parking. The off -site lot will need to remain under the ownership of Jacob Holdings of Stillwater LLC. 11. Compliance with off- street parking requirements provided through leased off- street parking may be approved by the City Council, subject to the following conditions: Not applicable. 12. Any such other conditions as may be deemed necessary by the City Council to protect the welfare and character of the nearby land uses. • • - Additional, reasonable conditions may be added. • • Open and Outdoor Storage Criteria. A conditional use permit for open and outdoor storage is required to allow for the temporary parking or storage of vehicles on the off - site lot. The criteria are listed below with a review of each. Open and outdoor storage as an accessory use provided that: 1. The area is fenced and screened from view of neighboring residential uses or if abutting a residential district in compliance with Section 401.15.E of this Ordinance. The lot is not in view of residential properties. 2. Storage is screened from view from public right -of -way in compliance with Section 401.15.E of this Ordinance. The lot will be landscaped, but must be screened adequately from view of the public right -of -way (Oren Avenue North). 3. Storage area is grassed or surfaced to control dust. The lot will be paved. 4. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.8.7 of this Ordinance. The lighting shall be in conformance with the Ordinance. 5. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. The Planning Commission should review the conditions to assure compliance with the CUP criteria. Variance Review Criteria As previously indicated, the processing of a variance from the required 10 foot parking area setback is necessary to accommodate the proposed parking area connection between the lot in question and the adjacent dealership lot. Section 401.04.A.5 of the Zoning Ordinance states that a variance from the terms of the ordinance shall not be granted unless it can be demonstrated that: 1. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. a. Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. b. Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. c. Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. 2. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. 3. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. 4. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. 5. The request is not a result of non - conforming lands, structures or buildings in the same district. 6. The request is not a use variance. 7. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. 8. The request does not create an inconvenience to neighboring properties and uses. In review of the preceding evaluation criteria, it is believed that the setback variance request satisfies the spirit and intent of the evaluation criteria by: • Eliminating an existing off -set access point along Oren Avenue. • Providing convenient and logical interaction between the subject site and the abutting dealership parcel. 6 • • • Visually improving the property via landscaping and parking lot improvements. 1111 • RECOMMENDATION The proposed off -site parking for Routson Motors is consistent with the applicable City policies, plans and ordinances. Therefore, staff recommends the following: A. Approval of the conditional use permit for off -site parking and to allow open and outdoor storage upon the property subject to the following conditions: 1. The site plan be revised to illustrate specific parking stalls and drive aisles. 2. The off -site parking lot shall only be used by Routson Motors for employee parking and vehicle staging. 3. The off -site lot remain under the ownership of Jacob Holdings of Stillwater LLC. 4. No sales, repair work or servicing of vehicles will be allowed on the off -site lot. 5. No signage shall be allowed on the off -site lot. 6. The City approve the requested variance to allow parking area setbacks less than 10 feet. 7. The following conditions related to the landscape plan are satisfied: A. The outdoor storage area shall be screened from Oren Avenue North via Black Hills Spruce and Amur Maple trees (rather than Red Twig Dogwoods as shown on the plan). B. The plan shall be modified to include a planting detail for both evergreen and shade trees. C. The plan include a "Plant Schedule" which lists the common name, scientific name, number of plants and type of planting stock. D. The revised landscape plan shall be subject to review and approval by the City Arborist. 8. The grading and drainage plan shall be subject to review and approval of the City Engineer and the Browns Creek Watershed District. 9. The lighting plan and fixtures shall comply with Section 401.15.B.7 of the Zoning Ordinance. 10. Other conditions and requirements as specified by the Planning Commission, City Council or staff. B. Approval of a variance from the required 10 foot parking lot setback subject to the following conditions: 1. The City approve the requested conditional use permit for off -site parking and open and outdoor storage. 2. Other conditions and requirements as specified by the Planning Commission, City Council or staff. pc: Kris Danielson Mark Vierling 8 i III o opiorolo-/ - 111111 1 }1 f �ii111 11s{111t1 ill I�NIIIIUIitu,ill�\i .� _. d91i11n!nt1.1ll�,ull]Iliw111� 1�It�'11 1111 111111 11!;1,,11 ill! 1 �iNPPilil;l�� i ,1,ti!;i,(�1ill�.UlI11111II 111111'�{1111l1 _�..- 111111 111111► � 1I11111! ,i11U 1;1111�,1:',;i�illl111 �r "' „mu I,lilall! IlIIiN1iII1f1Il �,� 1 L_t!EI(I Ellt ll!EIIIIEIIiII 111111 11'' 111 1111211111 :4:4,1141 111111 111111111111 111111111111 111111111111 111111111111 Ill 11111'111 11 111111 1 111111 I I I I 1 111111111111 111111111111 111111111111 111 11!1111111 S 1111 1: l'i1111 11 1 1[Il4111 U111111111111111 111111111111 111 111111111111 11111111111, 811111111111 111111111111 111111111111 "11111111111' 1111111111111111111 111111111111 111111111111 111111 111111111111 111111111111 111111111111 cr) co t 0 • z 0. 0 0 is EXHIBIT A - SITE LOCATION WWMI IN O1AOAis PAWPAW 3.1110 `.. a 0 • iota Valmimpla mann 11331US WiNei A 3mn !t aas•us tn€, xvai oost11s rcw MOW hilt KUNNIMNIN 111170EN IMIVI tOC MUM ovON WINN 1111,11 sor* is ; i 1 I I ° fi 411 111 1 if a 11 i i e h111 s i too I pi 1 ilys , „ 11 I ji 1 141 1 11 /I I 1St/ ° a 1 1 1 I il l ill 1 di II h sia h L i1331:11s xsanol Hinos► HiaoN an AV a00990 sz ON •H•11 JJ A . •1i4A • • • ♦ • .V1o..A • 11rS • • _ • • ....... t 4 1 w % l ®lgiB®®I• ■ ®W -B9 A g -_ 3_ C I I 111111 ii 1 "14 - -w 1 110111 ic§gSS lis VI 1 3 11 ,.,..., !I ii01 1 11 " fs ny / 1 • i I .o * 'FOCI 'tt 33L A11111111110X3W!0311111>11 nsa viosINNIIII WHIM NNW mro taaris Ntoo ittIoN zatri oNI MiladaUtall 11011 'NOC1 It 3X UXaw * 3Nt A u3tweu0 a$ 3 4 A )P1 UN • • • : : 0 miig tem.. 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Widin" <kwidin @ mmmpcc.org> O To: <srichards @ nacplanning.com> Sent: Thursday, September 27, 2001 3:01 PM Subject: Routson Motors Parking Expansion - Landscape Plan Scott - I have reviewed the landscape plan for the Routson Motors parking expansion and have the following comments: 1. In the NE corner of the site it looks as if the grading will go into the tree line. I would like to see the "construction limits" marked on site so that I can actually see how many trees may be affected by construction. 2. Since most trees on the site are at the perimeter of the construction area, a tree inventory and preservation plan will not be required for this site; however, tree protection fencing (6 ft. orange plastic snow fencing mounted on steel fence posts) will need to be erected and maintained from before construction begins to just after construction is finished. 3. The red twig dogwoods are not acceptable as landscaping along the western edge by Oren Avenue. These are not trees, as indicated on the plan, but shrubs and do not provide the amount of screening required for IF the parking area. I recommend that the landscape plan be re -done, using both 'Black Hills' white spruce and Amur maple (cultivar with mature height of 8 feet). The trees would provide an effective screen by placing 2 -3 evergreens at a spacing of 12 ft. on- center, then a group of 3 Amur maple, clumped in a triangle at a spacing of 8 ft. on- center, then more spruce, etc.. 4. The trees and shrubs will need to be watered well once per week during the first two growing seasons and mulched with 4 inches of wood chip mulch. The mulch will need to be re- applied when the depth falls to two inches. 5. The "Planting Detail" needs to be shown on the plan for both evergreen and shade trees. A "Plant Schedule" which lists the common name, scientific name, no. of plants of each kind and the type of planting stock used (B &B, pot, etc.), should also appear on the plan. Kathy Widin Municipal Arborist City of Oak Park Heights EXHIBIT E - CITY ARBORIST COMMENTS 9/28/2001 GOLDRIDGE GROUP MINNESOTA, LLC 'October 4, 2001 Kris Danielson City of Oak Park Heights 14168 Oak Park Blvd North PO Box 2007 Oak Park Heights, MN 55082 -2007 Kris, Enclosed is the following revised information: f:dr\cSI,ost Routson Motors Two copies of the letter sent to Middle St. Croix Watershed Management Organization 11x17 revised copies of the site plans, addressing the curbing Twenty P Three 24x36 revised copies of the site plans, addressing the curbing • Buell (Buell's Landsca Eandscaping Gr Landscaping) is working with Kathy W P Stillwater Ford Parking . Buell (Buell's Landsca in is working with Kathy Widen Landsca in Gregg B Landscaping) Landscaping Stillwater Ford Lights the site plans, showin both existing and new light polls 'I�renty 11x17 revised copses of th P g . • site plans, showing both existing and new light polls Three 24x36 revised copies of the sx p g Oak Park Station and S & C Bank . n Buell (BueU's Lands ca in is working witay Widi Landsca va Gregg B P g) h Kth . P g 10/3 by Metro Land Survey�.g 11x17 revised copies of the site plans were sent 10/ y . . Twenty P Land Surveying revised copies of the site plans were sent 10/3 by Metro Lan y g Three 24x3 6 r p P Sincerely, qoa,„\e„ Paulette Parrott Planning Administrator 763- 557 -9445 pparrottOa. goidridgernn.com cc: Brad Coats 3021 Harbor Lane, Suite 206 • Plymouth, Minnesota 55447 612 -557 -9445 • Fax 612 - 577 -1540 • GOLDRIDGE GROUP MINNESOTA, LLC October 2, 2001 Middle St. Croix Watershed Management Organization City of Bayport 294 North 3 Street Bayport, MN 55003 To Whom It May Concern: Please be advised that we have made application for the following project in the City of Oak Park Heights. We understand that you may have permitting and or review authority for this project as it may affect your area of jurisdiction. Please consider this letter as an application to you for the following project: Routson Motor's Employee Parking 411 Please contact us at your earliest opportunity to discuss the project, your review process and any upcoming meetings we should attend. 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W Jf U w 0 d W p aL )_ U O a an 0 N OD to Y • • .. . • � � • A Of M a a eos NMOH • • • laatIS peSIA81,1 •ualsap s!Lp aulonpoid pue 2uqeuMpo jo Ism atn qpm eauepi000r saietp SSOSSe S, aptimud .uorss‘tuied uim n0 s.113ne ueui Jaqio Aq pluotuaiduu si lopietp Ped Aue u2,sap sito J OM s. jo Avado.rd zq si 1tnAueduiO33P siaded 4)!M iatnaUcn 101 9NI>Ntid S'd OLON N :1300id Nkild DdVDSONVI MSS NW g s6uliseH os 'en( Bultarew LLOL 106 (1.99) Jaluao adeosputn smentlh 111 600.9 ONI Nosseeir • • NOtTNt$T $$OCATt CSN$UL!NT$ INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Bob Kirmis /Scott Richards DATE: October 2, 2001 RE: Oak Park Heights - Oak Park Station Preliminary Plat/PUD and S and C Bank PUD /CUP FILE NO: 798.02 -- 01.11 BACKGROUND The subject property is zoned B -3, Highway Business and Warehouse Attached for reference: Exhibit A - Site Location Exhibit B - Preliminary Plat Exhibit C - Grading and Drainage Plan (subdivision) Exhibit D - Utility Plan Exhibit E - Site Plan Exhibit F - Grading and Drainage Plan (bank) Exhibit G - Floor Plan ENCLOSURE 71 Goldridge Group has requested preliminary plat approval of an eight lot commercial subdivision entitled "Oak Park Station" located south of 58 Street between Highway 5 and - Memorial- Avenue - North - Because the- proposed - subdivision- i -a- private service drive, the processing of a planned unit development (Concept Plan) in conjunction with the preliminary plat is necessary. In addition to the request for subdivision approval, the applicants have also requested approval of a planned unit development/conditional use permit (General Plan) to allow the construction of a 5,988 square foot bank (with adrive- through facility) upon proposed Lot 1, Block 2 of the subdivision. Exhibit H - Building Elevations Exhibit 1 - Landscape Plan Exhibit J - Lighting Plan Exhibit K - City Arborist Comments ISSUES ANALYSIS Preliminary Plat Lots. As shown on the preliminary plat, a total of eight lots have been proposed ranging from 0.8 to 2.5 acres in size. All proposed lots have been found to comply with the minimum 15,000 square foot area requirement of the B -3 zoning district. While all proposed lots meet the minimum 100 foot width requirement of the B -3 district, some concern exists in regard to lot width consistency. Although Lot 4, Block 2 technically meets the minimum 100 foot width requirement, it is provided significantly less width than other lots within the subdivision. To address this concern, it is suggested that the shared side lot line between Lots 3 and 4, Block 2 be shifted northward (and emanate from the centum of the adjacent private street arc). It should be noted that Lots 1 and 2, Block 1 and Lot 5, Block 2 are provided double frontage and are oversized. In this regard future resubdivision possibilities for such lots exist. Outlots. The preliminary plat includes two outlots; one overlaying the proposed private service drive and the other overlaying a designated drainage area. Both outlots** are however designated as "outlot A ". This should be corrected as a condition of preliminary plat approval. In regard to the proposed designation of the private street and drainage area as outlots, the City Attorney has recommended that either the applicant provide information (satisfactory to the City Attorney) justifying the outlot designations or the private drive and drainage area be constructed within an established easement Easements. Presently, Lot 2, Block 1 and Lots 4 and 5, Block 2 are bisected by drainage and utility easements. To provide ample area for buildings upon such lots, these easements will need to be vacated. This issue should be subject to further comment by the City Engineer. To be noted is that a 30 foot wide drainage easement has been provided between Lots 4 and 5, Block 2. The acceptability of this and other easements should be subject to comment and recommendation by the City Engineer. Access. As illustrated on the preliminary plat, all proposed lots are provided double frontage. While lots abutting Highway 5 will be provided access via the proposed 2 • • • • • private street, future lot access to other lots is undetermined at this time. To optimize access opportunities (and provide greater lot size consistency), it is conceivable that Lots 1 and 2, Block 1 and Lot 5, Block 2 could be resubdivided at some future point. If future access is to be provided along Memorial Avenue North and 58 Street, access locations should, to the extent possible, be in alignment with existing curb cuts which border the subject property. Access issues associated with the bank proposal will be discussed later in this report. Streets. As previously indicated, a private service drive has been proposed as part of the subdivision. Such service drive is to be constructed within a 40 foot wide outlot. To accommodate the proposed private service drive (and lots without public street access), the processing of a planned unit development (concept plan) is necessary. As a private drive, maintenance responsibilities will lie with the developer (or his assigns) and will likely be governed by an association. As a condition of final plat approval, documents ensuring the maintenance of the private drive should be submitted to the City Attorney for review and approval. Appropriately the northerly access to the subdivision is in alignment with an existing curb cut along 58 Street North. It is the applicant's intent to construct the service drive in a sequence which follows site development. While this is considered an acceptable situation, a temporary cul -de -sac should be provided at the service drive's southern terminus. Grading and Drainage. As noted previously, a portion of the site (Outlot A) has been dedicated for the purpose of stormwater storage. The acceptability of the proposed stormwater holding area and other grading and drainage issues should be subject to review and comment by the City Engineer and the applicable watershed district or authority. Utilities. The City Engineer should provide comment and recommendation in regard to utility issues including light standards of the proposed private service drive. Park Dedication. Park dedication fees for the subject property were previously paid to the Township. As a result, no park land or cash contributions will be required. Development Agreement. As a condition of final plat approval, a development agreement between the applicant and the City will be required as part of the approvals subject to City Attorney and City Council review and approval. All aspects of the agreement including the payment of assessments related to standard utility construction shall be additional conditions of approval for the proposed development. As a condition of Final Plat approval, connection fees (for water, sewer and sanitary sewer) for all lots which comprise the proposed subdivision will need to be paid. Use Ordinance Requirement Required Spaces Bank 5,988 s.f. x .9 = 5,389 s.f. 1 space per 250 square feet of floor area 22 Bank (drive -up component) Four drive -in units 2 spaces for each drive -in aisle plus 180 feet of stacking space for each drive -in unit 8 Required Spaces 30 Planned Unit Development/Conditional Use Permit Development Proposal. As previously indicated, the applicant is proposing to construct a 5,988 square foot bank (with a drive - through facility) upon proposed Lot 1, Block 2 of the subdivision. To accommodate a development without public street access and the bank's accessory drive -up facility (a conditional use in the B -3 district), the processing of a PUD /CUP is necessary. Off- street Parking. As shown below the ordinance requires a total of 30 off- street parking spaces for the proposed bank. In excess of the above requirement, the applicant is proposing to provide 59 off- street parking spaces. It should be noted that the City encourages "proof of parking" in cases where the off - street parking supply exceeds expectant demand. Considering that the applicant is proposing to exceed the required parking supply by 29 stalls, reserving land as "proof of parking" should be considered. All off- street parking stalls and drives aisles have been found to comply with minimal dimensional requirements of the ordinance. Site Access. As shown on the submitted site plan, the subject site is to be accessed via two points from the private service drive. While the two access points themselves are considered acceptable, some concern exists in regard to the proximity of the northernmost access to the 58 Street North /service drive intersection. With a separation of only 26 feet, minimal stacking space will exist at the intersection. To address this concern, it is suggested that the site's northernmost access be shifted southward approximately 20 feet. Another item of concern is the southernmost curb cut. At 50 feet in width, the curb cut significantly exceeds the maximum 24 foot width standard required by the Ordinance. While a curb cut width in excess of 24 feet can be accommodated via the planned development and is likely desired in consideration of the need to access the proposed drive -up lanes, it is suggested the curb cut width be reduced to 32 feet. Access related issues should be subject to further comment by the City Engineer. 4 Site Circulation. While the site circulation system appears relatively straight forward, some concerns do exist. In consideration of the drive -up tellers and their location, the site seems to lend itself to a one -way circulation pattern. It is believed that two -way vehicle circulation; particularly south of the teller lanes would be highly problematic. At times when the southernmost drive -up lane is used, only a 10 foot wide drive aisle will exist between the vehicle using the teller for ATM) and the adjacent off- street parking stall. To address this concern, the following site modifications are suggested: • A one —way circulation pattern be utilized such that entry to the site occur at the southernmost access and exiting occur to the north. • Off- street parking stalls to the south of the southernmost drive -up teller lane be eliminated and converted to green area. • The southernmost row of parking stalls be converted from a 90 degree to 60 degree configuration. Setbacks. While the nature of planned development allows for interior setback flexibility, perimeter setback requirements of the applicable B -3 zoning district must be upheld. Within B -3 zoning districts, a 40 foot front yard setback is required. With a setback of 55 feet from Highway 5 and 77 feet from 58 Street North, perimeter setback requirements have been satisfied. As shown on the submitted site plan, the bank is proposed to lie 21 feet from the curb of the proposed private service drive. As a condition of PUD /CUP approval, such setback should be increased to 25 feet. Building Height. The B -3 zoning district establishes a maximum building height of 35 feet. At approximately 17 feet in height, the bank satisfies this requirement. Building Materials. The zoning Ordinance states that building materials of structures within B -3 zoning districts must adhere to both the requirements of the ordinance and the City's design guidelines. The design guidelines state that buildings should be designed specifically for the site and should relate to surrounding buildings in terms of style, color and materials. The guidelines further state that commercial buildings must be composed of at least 65 percent Grade 1 or Grade 11 materials. The bank is proposed to be finished in a combination of materials. The base of the building is to be finished in split face concrete (color not specified). The mid section of the building (above the base) and building entrances are to be finished in face brick • while upper third of the building (and drive - through canopy) are to be finished in EIFS. 5 While the building satisfies the material requirements of the Ordinance and design guidelines, specific building material colors should be specified. Drive -up Lanes. As shown on the site plan, four drive -up lanes have been proposed on the south side of the bank. According to the ordinance, each drive -up lane must provide 180 feet of stacking space (the equivalent of 9 cars). In contrast to the ordinance requirement, only 80 feet of stacking space for each drive -up lane have been proposed. While the bank technically does not satisfy the ordinance requirement of 180 feet per lane, the total amount of vehicular stacking space (320 square feet) satisfies the intent of the stacking requirement as originally conceived. Thus, the proposed dispersal of the stacking space is considered acceptable and may be accommodated via the PUD Landscaping. The submitted landscape plan has been subject to detailed review and comment by the City Arborist (see attached Exhibit K). Comments include, but are not limited to, the following recommendations: • The plan should list the scientific names of all plantings. • The plan should be revised to provide more attractive and consistent plant materials. • The plan should be prepared by a professional landscape designer or a landscape architect. Sidewalks. As a condition of PUD /CUP approval, the site plan should be revised to illustrate (and the applicant should be responsible for the construction of) an eight foot wide sidewalk along the proposed service drive. In addition, a connection from such sidewalk to the bank should be provided. Lighting. As required by Ordinance, a lighting plan has been submitted for review. According to section 401.15.B.7 of the Ordinance, no Tight source which cast light on a public street may exceed one footcandle reading as measured from the centerline of the street. Further, no light source which casts light on adjacent property may exceed four - tenths footcandles at the property line. While it is acknowledged that the subject site is to be served by a "private" service drive, the lighting standards of the Ordinance for a public street will be imposed. All site lighting should be hooded and directed such that the source of the light is not visible from surrounding properties and rights -of -way. As an additional condition of approval, details regarding fixture type and location should be provided. 6 • • Grading and Drainage. As required by ordinance, a grading and drainage plan specific to the subject site has been submitted. Grading and drainage issues shall be subject to review and comment by the City Engineer. Utilities. Utility related issues shall be subject to review and comment by the City Engineer. Signage. As shown on the site plan, freestanding signs have been proposed in the northeast and southeast corners of the bank site. The sign in the northeast corner is specific to the bank and measures six feet in height and 18 square feet in area (per City definition of sign area) while the sign in the southeast corner is an area identification sign. The area identification sign measures 10 feet in height and 70 square feet. While both freestanding signs are considered acceptable in terms of size and placement, the area identification sign should lie within an easement to allow for maintenance by a party or parties other than the property owner. Wall signs have been proposed on the north and west sides or the building. According to the ordinance, buildings with B -3 zoning districts are allowed a maximum of 64 square feet of wall signage. While specific wall sign dimensions have not been provided, it appears this requirement has been satisfied. Details related to proposed wall signage should be submitted as a condition of PUD /CUP approval. As a condition of PUD /CUP approval, all applicable sign related requirements of the ordinance must be satisfied. Trash. A single trash enclosure has been proposed in the southwest area of the site. The enclosure measures 5 feet in height and matches the finish materials of the principal building. Development Agreement. A planned development agreement between the applicants and the City will be required as part of the approvals subject to City Attorney and City Council review and approval. RECOMMENDATION Based on the preceding review, our office recommends the following: A. Preliminary plat/planned unit development approval of a seven lot commercial subdivision entitled "Oak Park Station" subject site subject to the following conditions: 7 1. The shared side lot line between Lots 3 and 4, Block 2 be shifted northward (and emanate from the centum of the adjacent private street arc). 2. The preliminary plat is revised such that each outlot is provided its own separate description. 3. The existing easements bisecting Lot 2, Block 1 and Lots 4 and 5, Block 2 are vacated. This issue should be subject to further comment by the City Engineer. 4. Prior to final plat approval, documents ensuring the maintenance of the private service drive are submitted to the City Attorney for review and approval. 5. The City Engineer and the applicable watershed district or authority provide comment and recommendation in regard to drainage and utility issues. 6. A temporary cul -de -sac is provided at the service drive's southern terminus. 7. As a condition of final plat approval, the applicant enter into a development agreement with the City. 8. Either the applicant provide information (satisfactory to the City Attorney) justifying the outlot designations over the proposed private drive and drainage area or the private drive and drainage area be constructed within an established easement 9. As a condition of Final Plat approval, connection fees (for water, sewer and sanitary sewer) for all lots which comprise the proposed subdivision shall paid. B. Approval of a planned unit development/conditional use permit to allow a 5,988 square foot bank (with drive -up lane) upon Lot 1, Block 2, Oak Park Station subject to the following conditions: 1. The City approve the final subdivision of the Oak Park Station. 2. The northernmost access is shifted southward approximately 20 feet. This issue should be subject to further comment by the City Engineer. 3. A one --way circulation pattern be utilized such that entry to the site occur at the southernmost access and exiting occur to the north 4. Off- street parking stalls to the south of the southernmost drive -up teller lane be eliminated and converted to green area. 8 • • 5. The setback of the building from the curb of the private service drive is increased to 25 feet. 6. The southernmost curb cut be reduced to 32 feet in width. 7. Consideration is given to establishing those parking stalls in excess of the minimum supply requirement of the Ordinance as "proof of parking" stalls. 8. The southernmost row of parking stalls be converted from a 90 degree to 60 degree configuration. 9. The City Engineer provide comment and recommendation regarding setbacks from the proposed private service drive. 10. Specific building material colors are specified and found to be acceptable by the City. 11.An eight foot wide sidewalk is constructed by the applicant along the private service drive. A connection from such sidewalk to the bank shall also be provided. 12. Details regarding lighting fixture type and location are provided. 13. All site lighting is hooded and directed such that the source of the light is not visible from surrounding properties and rights -of -way. 14.The following conditions related to the landscape plan are satisfied: A. The plan shall list the scientific names of all plantings. B. The plan shall be revised to provide more attractive and consistent plant materials. C. The plan shall be prepared by a professional landscape designer or a landscape architect. D. The revised plan shall be subject to review and approval by the City Arborist. 15. The area identification sign is located within an easement to allow for maintenance by a party or parties other than the property owner. 16. Details related to proposed wall signage are submitted subject to City approval. 17. The City Engineer provide comment and recommendation in regard to grading and drainage issues. 18. The City Engineer provide comment and recommendation in regard to utility issues. 9 } 1ifl1l ' 1.. 1111= fill =��iill ll. ge� �--- !i[alp■��nln■ 11111— .•� �r[II�Iflltilll i�\ : Iil tntl� }r Itiu +t - I sfl!\11'\ • {� Ill liildltlt�ilt!'�III:ii I Illii ntiIIGllil /�!:iittl ' 11111111+I1t1 111�:1c111 1!111111111 , 111 iLL! P,Ii11�l1!111111111 ;;t,;q 1111111;1,.'„, r I� I rr 1�111...r 1 ',,I 1.11111111 v) 1.1ill 1111 Ilt}fit'1i11 ■/ '1diPl illil1 Il 'ilicul j 0 . 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S3WA P • • 0 1 • • ' . • • 4,11VcI AVU JO AlIJ acTVDSCIINIVI D jyq V g 63 151 5 w . g ,R . 11 V 7 gi g S3VIA 3114 OP2-4.99 (C9L) av-4 PPG 0:94 sasotideisi, &Kg i tilinouJAW -**.` 90Z or8 *al JoctisH 14106' m 'do*) acaucnoo moa. • 4 a 1 1 ■ 1 ••■•••• ••••••••••••••••••........... .••••■•■•• HJJJON ...........••••■•••••■•••• AAA* ........ . .. ........ .................................... Hag l2gUIS •••••••••, • • AAA. ••••••••••••••••••■•••■••••••■•■••• WAWA ................... ••••••••• ••••••••■••••••• ••••••■••••• 4 • z LIi 0 • 1 * ALL ROUGH GRADING TO BE DONE BY OTHERS LANDSCAPE SPECIFICATIONS NAG OFrom: To: Sent: Subject: Scott - "K.D. Widin" <kwidin @ mmmpcc.org> <srichards @ nacplanning.com> Thursday, September 27, 2001 3:54 PM S &C Bank - Landscape Plan I have reviewed the landscape plan for S &C Bank and have the following comments: 1. The Planting Schedule should include the scientific names of the plants. 2. The Planting Detail should also include: cutting the twine at the base of the trunk, cutting off the top of the burlap, or folding it down into the hole, cutting off the top two rungs of any wire basket encasing the root ball. 3. It is preferable to not stake trees. 4. Any added backfill or "planting" soil should constitute no more than 1/3 of the backfill soil put into the hole, and should be mixed with existing soil. • 5. The landscape plan itself is not acceptable and should be re -done by a professional landscape designer or landscape architect. It is not acceptable for the following reasons: a. Some of the plant sizes drawn are not accurate and do not reflect the mature size of the plants. b. The plan uses a very strange mixture of plant material. Eastern red cedar and Siberian peashrub have some good attributes, but being an attractive landscape plant is not one of them. Redbud is not hardy in Minnesota and becomes a shrub if it lives at all. c. The plan as drawn is not attractive and is inconsistent. There should be a variety of plant material but some repetition of design around the perimeter of the lot would be more attractive. There is no "design" to the plan. It is just an assemblage of plants in lines. Grouping at least some of the plants will result in a more pleasing design. • Kathy Widin Municipal Arborist EXHIBIT K - CITY ARBORIST COMMENTS 9/28/2001 COPIES DATE NO. DESCRIPTION 3 10 -02 -01 Revised Preliminary Plat — full size 3 10 -02 -01 Revised Site Plan for S & C Bank — full size 20 10 -02 -01 11 x 17 revised preliminary plat 20 10 -02 -01 11 x 17 revised site plan for S & C Bank • • • q: To City of Oak Park Heights 14168 Oak Park Boulevard No. Oak Park Heights, Mn 55082 -2007 WE ARE SENDING YOU the following items: ❑ Shop Drawings ❑ Copy of Letter ❑ For Approval ❑ For Your Use El As Requested For Review and Comments ❑ FOR BIDS DUE To : Brad Coats LAND SURVEYING & ENGINEERING /1 Attached 412 East County Road D Little Canada, MN 55117 Phone: (651) 766 -0112 Fax: (651) 766-0612 E -mail: survey @metrols.com DATE: 10 -03 -01 A1 'NTION: PROJ. NO.: Kris Danielson RE: Oak Park Station 760 -002 LI Under separate cover via ❑ Plans E Specifications El Prints ii:i Change Order Lil Other Application for payment E,icLoQtQ 7 ❑ Approved as Submitted fl Resubmit Copies for Approval ❑ Approved as Noted El Submit Copies for Distribution ❑ Returned for Corrections El Return Corrected Prints El 20 ❑ Prints Returned After Loan to Us Remarks: The followin. chan:es were made: reduced lot 1 Block 2 to 45 011 s• ft chan.ed •arkin alon south ed.e to 4 s arallel • arkin stalls moved • ro ect si .n to NE corner of site moved bank si .n to center of east side of site shifted 1 handica s stall to east end of row site now has 47 s arkin. stalls. Si' ed: I / / / / 0 �/ ,/ c ♦ t • r —00.00 'J' v r N 4 v r M : .b+ \! \ ; y' \J / / th CO 0 to s N 1 7 7 • • L f / . ♦ ., . r f .► • . 1 . . t 1• • I / ♦ 1 t 1 r IT01OUS SURFACE rss- -- - .��_ SIIOULOER _ ---------------- - _ � - - - -- ---- ------------- -- � ,,,•_..� 20.00' 20.00' g orkile t i g / / / / 20.00' \ I I Wet 3- tt • S54°53 635.33 p, V , : 0 0 [yq / / / i""1 tj. < C ' f I no EC ,r 1 I `.S fool Wo�+oyo ono Ut*%y Eason. (oaf KM C� t �I •1{ 1 / N a� • ; 1♦ O 4 � p! 1 w Li t - ♦ 1 \ 1 `, ` - 1 I r Y b °b, co tPhr \- — — 3 „POSS.tsS 3 -- 2 7 A n 1 (4%, ,,#' 4" O — Rl[R 200 4130 0 1 , , L 00'zGf \ i 1 i i Iw to — r 3- 1tSS.tsS r o 1 , zG'891 ' 1 3.11.CS.PSS 4V • j r90'tSf i4 3.ti.O.PSS 1 ,120 .00' \, ' \ . Li .1.: : . .______ ...p. _,, _ ,,..„..... co- ‘ . (is 1 . $.21464 i N 3 — r, ' ......, \,, ,— .,• , s . N ` , -`10 lope 0.olnoyo on)/ Utrlty Eaument (Da K E RM CENTER 2110 ADDITION) ; � � 1 - to ' - \ N 1 ---J 40.00' 1 1 6 (/,�- '•. ! \ _ 1 1 �� , = 1 0 v :3 ` \ 1 • , I i{ '-1 ° •, \ i M.t1.SC.PSN 1 4 : ; 20 o N ! .��� � r ' 001111 ='-' 01el. \ 1 , �tafQS .G8 �y -'.1 1.. JlfiMillL i �”' ...KERN 1 %- 00;t -7 . '''~s1� 9111J100 E ...• '.2g�" � ` .. tt � � O� E CENTER 2N0 t• ' 1 or one UtNly Etwoofd - (pit \ 13.1 ,! ?, 161' - - - - -- _-_7.:::::::::::::::-_-_40_,Z;:-.:„7: � _ - ���: ----------- �Jir� - -��_ � ,�- -- _�.._ 932- - -- L -- __ _ __ :--- .: 1 :-� - _93S - --- �. r_ �������� \ �.� - - -tii-74------1:71::::::111-11-11": / �, n 6 1 2.25 .-- • ► \ J 1 I % ;,. N54 °53'44 "V 1�;�; / , \ , 1 I ► / . O. O co 0 3 el 0#P q id • , \;04,'s:k • 10 ___ - - mss_ 1 2 -I ID 1 • 1 L l J. i - r�l • rl W'u i tom. w CEt at 12.00•" - � o 7 Ezz y • • 1 �tV �1 ts 4:.. 4 tY. 2 cis E . EE 3 c O O E E N 6 1 0 O O O O •0 b A s- la r • t 1 1- -1 1 1 153.00' 126.00' 15 "CMP ,tC•9a t 1N3N3013 1.111110 3pYNAlao -- 24.00'- - - - ' . 72.00 GOLDRIDGE GROUP MINNESOTA, LLC October 9, 2001 Kris Danielson City of Oak Park Heights 14168 Oak Park Blvd North PO Box 2007 Oak Park Heights, MN 55082 -2007 Kris, Enclosed is the following revised information: Oak Park Station Twenty 11x17 revised copies of the Light plan Three 24x36 revised copies of the Light plan S & C Bank Wenty 11x17 revised copies of the Light plan Three 24x36 revised copies of the Light plan Twenty 11x17 revised copies of the Landscaping plan Three 24x36 revised copies of the Landscaping plan Sincerely, Paulette Parrott Planning Administrator 763 - 557 -9445 pparrott Zi goldridgemn.com cc: Brad Coats 3021 Harbor Lane, Suite 206 • Plymouth, Minnesota 55447 612 -557 -9445 • Fax 612- 577 -1540 ila , . • A A A A • A , J A ( a 3, a 1 3 .4 .0 N, ,J A A .1‘ a 4 A A a a A J_' a .11 ..0` • 4 , - : A ....1 A '1411 , ,... 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N ..s.. . . ..., N N N N N r 0 0 _j I-- — ID 7! tO wig5 11;r V& if 1 i L7 _J t OL GOLDRIDGE GROUP MINNESOTA, LLC October 9, 2001 Kris Danielson City of Oak Park Heights 14168 Oak Park Blvd North PO Box 2007 Oak Park Heights, MN 55082 -2007 Kris, Enclosed is the following revised information: Oak Park Station Twenty 11x17 revised copies of the Light plan Three 24x36 revised copies of the Light plan S &CBank Twenty 11x17 revised copies of the Light plan Three 24x36 revised copies of the Light plan Twenty 11x17 revised copies of the Landscaping plan Three 24x36 revised copies of the Landscaping plan Sincerely, Paulette Parrott Planning Administrator 763 -557 -9445 pparrottaDgoldridgemn.coni cc: Brad Coats 3021 Harbor Lane, Suite 206 • Plymouth, Minnesota 55447 612 -557 -9445 • Fax 612 - 577 -1540 L�J T � q r : M oN • t11 .N ON u1 ZD � - N9 od .d .b e.: �D 0+ 00 a eG ec .5 W .2 W oN oN oN (y ty n t .N (9 N .^ .2 0 ^ •^ .d •d G N n M e^ .2 n o+ o .N •� •`� e eo •N .2 .d e•+ 4 2 om d a, a: n • •o •c •c 4 2 r? 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